Full text of "Neighborhood analysis, Marion, North Carolina"

VA 3

12,

IGHBORHOOD ANALYSIS

N.C.

Doc.

iMORTH CAROLINA STATE LIBRARY

UPl

3 1977

MARION, NORTH CAROLINA

NEIGHBORHOOD ANALYSIS
MARION, NORTH CAROLINA

Preparation of this document was financed in part through an urban planning
grant from the Department of Housing and Urban Development under the provi-
sions of Section 701 of the Housing Act of 1954, as amended.

STANDARD TITLE PAGE
FOR TECHNICAL REPORTS

4. Title and Subtitle

1. Report No.

NEIGHBORHOOD ANALYSIS, MARION, NORTH CAROLINA

T. Author(s)

Marion Planning Board, Linwood Harton, Project Planner

9. Performing Organization Name and Address

N.C. DEPT. NATURAL & ECONOMIC RESOURCES

DIVISION OF COMMUNITY SERVICES

P.O. BOX 27687 - RALEIGH, N.C. 27611

IT Recipient's Catalog No

5. Report Date

December, 1976

5" Performing Organization Code

8. Performing Organization Rept. No

10. Project 'Task Work Unit No.

11. Contract/Grant No.

CPA-NC-04-00-1000

12. Sponsoring Agency Name and Address
Department of Housing and Urban Development
451 Seventh Street, S .W .
Washington, D.C. 20410

13. Type of Report & Period Covered

Final

14. Sponsoring Agency Code

15. Supplementary Notes

16. Abstracts

This report divides the City of Marion and the planning area into ten
neighborhoods. Each neighborhood is examined in terms of physical and
social blight. Recommendations are made on methods of eliminating exist-
ing blight and ways of preventing future blight.

17. Key Words and Document Analysis, (a). Descriptors

17b. Identlflers/Open-Ended Terms

17c. COSATI Field/Group

18. Distribution Statement

Form CFSTI-35 (4-70)

19. Security Class(Thi$ Report!
UNCLASSIFIED

AJ.Security Class. (This Page'
UNCLASSIFIED

21. No. of Pages

115

7TF,

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in 2012 with funding from

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http://archive.org/details/neighborhoodanal1976mari

NEIGHBORHOOD ANALYSIS
MARION, NORTH CAROLINA

PREPARED FOR:

The City of Marion, North Carolina
James H. Segars, Mayor

City Council
A. Everette Clark, Mayor Pro Tern
Larry Brown
Oliver Cross
Robert James
Horace Wilkerson

City Manager
J. Earl Daniels

PREPARED BY

Marion Planning Board
Marshall Dark, Chairman
Phillip Steppe, Vice Chairman
Dennis Turman
Harry Patton
Mrs. Larry Brown
Kristi Neal
David DeBruhl
J. W. Bagwell

TECHNICAL ASSISTANCE
PROVIDED BY:

PREPARED:

NORTH CAROLINA DEPARTMENT OF NATURAL
AND ECONOMIC RESOURCES
Howard N. Lee, Secretary

Division of Community Assistance
Billy Ray Hall , Director

Local Planning and Management Services
Section
F. J. Johnson, Chief

Western Field Office, Asheville, N. C.
Alan Lang, Chief Planner
Linwood M. Harton, Jr., Project Planner
Hermon Rector, Draftsman
James McMinn, Draftsman
Phyllis Hipps, Stenographer

December, 1976

TABLE OF CONTENTS

Page

PART I INTRODUCTION, PURPOSE AND SCOPE

Introduction 1

Causes of Blight 3

Delineation of Neighborhoods 4

PART II HOUSING CONDITIONS

Introduction 7

External Survey 9

U. S. Census Survey of Housing 12

New Residential Construction 12

PART III ECONOMIC CONDITIONS

Family Income 21

Value of Owner Occupied Housing and Monthly Rent 21

PART IV ENVIRONMENTAL CONDITIONS

Fire Occurrences (Residential) 25

Vehicle and Pedestrian Accidents 30

Unpaved Streets 30

Recreation and School Facilities 30

Heavy Traffic Volumes 41

PART V SOCIAL CONDITIONS

Stillbirths and Infant Mortality 48

Tuberculosis 48

Illigitimate Births 52

Adult Crimes Against Persons and Property 56

Juvenile Delinquency 60

Public Welfare 60

School Dropouts 60

TABLE OF CONTENTS

PART VI

PART VII

PART VIII

Page

Venereal Disease

CONDITION OF NEIGHBORHOODS

Neighborhood A

Neighborhood B

Neighborhood C

Neighborhood D

Neighborhood E

Neighborhood F

Neighborhood G

Neighborhood H

Neighborhood I

Neighborhood J

SUMMARY AND RECOMMENDATIONS

Analysis of Blight for Marion and the Planning Area

Neighborhood Objectives and Goals

Recommended Blight Control Program

CONCLUDING REMARKS

103

APPENDIX - Environmental Considerations and Abstract 107

TABLES

Page

1 Survey of Housing Conditions by Neighborhood 10

2 Housing Characteristics for Marion 15

3 New Residential Construction, 1974-76 16

4 Family Income Breakdown for Marion 22

5 Value of Owner Occupied Units 23

6 Rental Charge (Contract Rent) 24

7 Major Residential Fires, 1975-1976 29

8 Vehicle and Pedestrian Accidents, 1975-76 33

9 Unpaved Streets 34

10 Tuberculosis 1975-1976 51

11 Illigitimate Births 1975-1976 55

12 Adult Crimes Against Persons and Property 1975 59

13 School Dropouts 1975-1976 63

14 Venereal Disease 1975-1976 67

15 Comparison of Neighborhoods by Selected Characteristics 105

MAPS

Page

1 NEIGHBORHOODS 5

2 MAJOR AREAS OF SUBSTANDARD HOUSING 13

3 RESIDENTIAL CONSTRUCTION 1974-1976 17

4 RESIDENTIAL FIRES 1975-1976 27

5 VEHICLE AND PEDESTRIAN ACCIDENTS 1975-1976 31

6 UNPAVED STREETS 35

7 RECREATION AND SCHOOL FACILITIES 43

8 AVERAGE DAILY TRAFFIC VOLUMES 1975 45

9 TUBERCULOSIS 1975-1976 49

10 ILLIGITIMATE BIRTHS 1975-1976 53

11 ADULT CRIMES 1975 57

12 SCHOOL DROPOUTS 1975-1976 61

13 VENEREAL DISEASE 1975-1976 65

14 RECOMMENDED TREATMENT AREAS 101

Introduction, Purpose &
Scope

WELCOME

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PART 1

INTRODUCTION, PURPOSE AND SCOPE

Virtually no city is free from blight. The problem of blight demands a
concentrated and continuous effort to detect and eradicate in its embryonic
stages. Otherwise it will spread in a contagious fashion, eventually leading
to deterioration of sizable residential areas. A neighborhood analysis study
is designed to evaluate a community on a neighborhood basis to determine the
presence and frequency of factors that contribute to blight.

Blight defies any single concise definition. To most people blight is
exemplified by substandard housing, junk and trash in streets and yards, out-
door privies and other physical characteristics. For the most part, however,
these conditions are only the final results of a much more serious and less
understood problem—that of human blight. When defining blight one must also
include broken homes, illiterate fathers and mothers, hungry children, poor
health, crime and lack of hope for the future. Consequently, the eradication
of blight involves much more than the rehabilitation of substandard housing.
It involves a rehabilitation of people as well: a rehabilitation that will
instill hope and pride both in themselves and their community. Attacking
only the problem of physical blight is at best a temporary solution. This
study, therefore, will involve a strong emphasis on social as well as physi-
cal characteristics of blight.

"The slums are not just filthy, broken down tenements,
garbage and trash in the streets, junk in the vacant lots and
vermin everywhere. The slums are people—people who lead
harried, hollow, hopeless, often desperate lives. Home of the
illiterate, the dropout, the unwed mother, the unwanted child,
the slum breeds, the junky, the prostitute, the alcoholic, the

gang member, the hardened criminal.

Until the slums are cleaned out physically and the slum
mentality and morality are transformed, the United States will
continue to spawn within itself the very problems which sap it
of its resources and mock at its high ideals.

No slum is an island unto itself. The day of the ghetto
is over. The rest of the city and the rest of the country can
no longer ignore it and charity is no longer enough.

Herculean an ti poverty and urban renewal efforts will be
needed. We must provide for better educational opportunities
and for better living conditions, and we will have to open
channels whereby people can get out of the ghettos and slums,
regardless of their race.

Above all we must help the victims of slum-living to
help themselves. Ways must be found to strengthen their
hope and motivation, to instill in them a stronger sense of
civic responsibility, to awaken a clearer recognition of the
necessity of moral conduct for human progress. The urgent need
for vastly improved environmental conditions cannot be divorced
from the even more fundamental need for mental, moral and
spiritual transformation. To do these things and to do them
well, will demand the best of all concerned. To fail to do
them or to do them poorly is to risk disaster for all concerned."
Most people tend to identify with their own neighborhood. It is within
this area that they live, worship, shop, play, visit friends and often work.

Editorial in Part, Christian Science Monitor, August 2, 1966

Consequently, their perception of the whole community is conditioned in large
part by their perception of the neighborhood in which they live. When people
live in poor surroundings, they lose pride and thus have little or no motiva-
tion to better themselves or their community. Blight, therefore, becomes
more intense and begins to spread,

It is essential then that one's surroundings be a clean and wholesome
place in which to live. Bad housing and unhealthy social conditions (crime,
disease, etc.) are related to each other as blighted conditions tend to en-
courage irresponsible behavior. Pleasant neighborhoods on the other hand
encourage a feeling of pride, instilling in the residents a strong incentive
for good citizenship.

The following pages contain statistics that reflect the living condi-
tions of people. Hopefully this study will focus increased attention on
various ways of helping those living in blighted conditions to help themsel-
ves.

Causes of Blight

For the purposes of this study, the following conditions, although not
exhaustive, represent some of the major contributors to blight:

1. Incompatible land uses, such as a mixture of residential, industrial
and commercial uses.

2. Inadequate community facilities, such as absence of sidewalks,
curbs and gutters and fire hydrants or substandard streets, water
and sewage systems.

3. Poor lot plotting caused by the absence of subdivision regulations
when the land was developed.

4. Absentee ownership of property.

5. Absence of a minimum housing ordinance, building code, and zoning
ordinance in prior years.

6. Heavy traffic on narrow and poorly designed streets in residential
areas.

7. Racial discrimination and isolation.

8. Apathy regarding blight.

9. The presence of railroad lines in residential areas.

10. Existing low levels of income.

11. Obsolete and vacant buildings.

12. Inadequate recreation facilities.

13. Inadequate original construction.

Delineation of Neighborhoods

In most cases neighborhoods are delineated according to homogeneity with
respect to existing physical, social and economic conditions. Where practical,
neighborhood boundaries follow distinguishable geographic boundaries such as
thoroughfares, railroads, rivers, corporate and planning boundaries and changes
in zoning district boundaries.

For purposes of this study, Marion and its planning area, defined as
extending not more than one mile in all directions from the present city
limits, have been divided into ten neighborhoods (See Map 1); six inside the
city limits and four in the planning area. In addition, a Central Business
District (CBD) has been delineated. This area contains the major shopping
section of Marion and within which there are no residences, Each neighborhood
will be described according to geographic boundaries and housing conditions.
Social, economic and environmental conditions will be studied for all neigh-
borhoods within Marion. These conditions in the planning area will be presented
when data is readily available.

\RION,

>RTH CAROLINA

3HBORHOOD DELINEATION

E: Department of Natural and Economic Resources
Division of Community Assistance

800 1600 2400 3200 4000

SCALE IN FEET

5. Absence of a minimum housing ordinance, building code, and zoning
ordinance in prior years.

6. Heavy traffic on narrow and poorly designed streets in residential
areas.

7. Racial discrimination and isolation.

8. Apathy regarding blight.

9. The presence of railroad lines in residential areas.

10. Existing low levels of income.

11. Obsolete and vacant buildings.

12. Inadequate recreation facilities.

13. Inadequate original construction.

Delineation of Neighborhoods

For purposes of this study, Marion and its planning area, defined as
extending not more than one mile in all directions from the present city
limits, have been divided into ten neighborhoods (See Map 1); six inside the
city limits and four in the planning area. In addition, a Central Business
District (CBD) has been delineated. This area contains the major shopping
section of Marion and within which there are no residences. Each neighborhood
will be described according to geographic boundaries and housing conditions.
Social, economic and environmental conditions will be studied for all neigh-
borhoods within Marion. These conditions in the planning area will be presented
when data is readily available.

MARION,

NORTH CAROLINA

MAPI

NEIGHBORHOOD DELINEATION

SOURCE: Department of Natural and Economic Resources
Division of Community Assistance

I north I

800 1600 2400 3200 4000
SCALE IN FEET

Housing Conditions

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PART 2

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* -4.

PART 2 - HOUSING CONDITIONS
Housing Conditions

Introduction

Due to the recent recession, housing construction nationwide has been
slowed significantly. Marion is no exception. The upward mobility of fami-
lies into better quality housing involves a filtering process. When the
housing market is in a depressed condition, this filtering process is signif-
icantly slowed. This hurts lower income families the most. Dwelling units
become available for occupancy through being vacated or through new housing
stock. Vacated housing can occur either through death of the residents or a
change of residence. Often, as a family's size and income increase it needs
and can afford larger more expensive homes. These are usually the newer homes
built on cheaper land at the periphery of the city. The vacated older hous-
ing then becomes available to the lower income families as a result of a de-
cline in market price due to a lack of demand from higher income families.
The implication of this filtering process is that if the relative price of
the housing decreases more rapidly than the quality, then the lower income
families will be able to afford successively better quality housing.

Basically, there are two factors affecting the rate of filtering: the
rate of construction of new housing and the demand for housing. If the rate
of construction is greater than the demand then the relative value of the
older housing may decrease quite rapidly. The depth of this filtering de-
pends upon the range in value of the new housing being constructed. If
most of the new housing is for the more wealthy then upward filtering of
lower income groups will be possible with these groups occupying the houses
previously owned by the more wealthy. On the other hand, with a depressed
housing construction market the relative value of all housing units will not

decrease and will possibly increase if there is a strong demand for housing.
In this situation, the quality of housing might decrease while the price
would not. The lower income families suffer the most as they are forced to
occupy substandard housing at quite high rents.

This condition is fairly characteristic of Marion as in most areas of
the country. With very little upward mobility in the housing market it is
extremely important that Marion continue to pursue a vigorous housing code
enforcement program in order to upgrade the deteriorating units and to pre-
vent the standard units from deteriorating. There is also a need for more
public housing in order to provide for those presently living in dilapidated
units. When this is done the vacated dilapidated houses can be demolished.
Marion is fortunate in that only approximately 2.4 percent of the housing
units inside the city limits are classified as dilapidated.

Out of a total of 3,703 dwelling units located in Marion and the plan-
ning area, 2,461(66 percent) are located outside the city limits. In addi-
tion most new housing construction is occurring in the planning area outside
the city. At the present time neither zoning, building code enforcement nor
subdivision regulations are enforced in the planning area. Marion enforces
building codes and zoning within its city limits. The planning area contains
a much larger percentage of substandard housing than does the city. It is
not uncommon to find an expensive house located next to a substandard house
in the planning area. Given the density of existing development and the high
probability that most new development will occur in the planning area, it is
extremely important that zoning, building codes and subdivision regulations
be enforced either by the city or the county. This is necessary to prevent
haphazard development that will become a more acute problem as this area
continues to develop.

External Survey

A housing survey was conducted for Marion and its planning area in
August, 1976 (See Table 1). The survey consisted only of a "windshield in-
spection." However, an internal inspection of housing units might in some
cases justify placing the unit in another classification—probably a lower
one. Houses were conditioned as either standard, deteriorating or dilapi-
dated. The following criteria were used in the survey:

1. Standard Housing : Standard housing has no defects, or only
slight defects which normally are corrected during the course
of regular maintenance. Examples of slight defects are:
lack of paint, slight damage to porch or steps and small
cracks in walls.

2. Deteriorating Housing : Deteriorating housing needs more
repair than is provided in the course of regular mainten-
ance. Such housing has one or more defects that must be
corrected if the unit is to continue to provide safe and
adequate shelter. Examples of defects are: holes, open
cracks, loose or missing material over small area of
wall, foundation, floor or roof, or badly damaged steps
or porch.

3. Dilapidated Housing : Dilapidated housing does not pro-
vide safe and adequate shelter; in its present condition,
it endangers the health, safety, or well-being of its
occupants. Such housing represents inadequate original
construction or has one or more critical defects so
critical or wide-spread that the structure should be
extensively repaired, rebuilt or torn down. Examples

TABLE 1
SURVEY OF HOUSING CONDITIONS BY NEIGHBORHOOD

Multi-

Mobi

Total

Neighborhood

Family

Standard

Deteriorated

Dilap

idated

Homes

DU's

City

No.

2.5

135

87.6

10.3

1.2

158

162

57.2

31.8

5.3

5.7

285

19.0

87.1

10.6

1.2

105

10.2

184

83.7

13.2

2.7

245

3.5

172

70.9

14.7

2.7

5.0

230

7.3

138

68.0

22.7

2.5

6.9

219

Subtotal

6.0

865

69.6

223

18.0

2.4

3.9

1,242

Planning Area

G 34 6.7

H 29 6.6

I 22 3.1

J 22 2.8
Subtotal

204 42.9

140 29.5

6.7

99 20.8

509

234 56.7

109 26.4

4.6

51 12.3

442

399 57.4

194 27.9

3.5

78 11.2

717

310 40.2

333 43.2

9.1

58 7.5

793

107 4.3 1,147 48.7 776 33.0 145 6.2 286 12.1 2,461

TOTAL

182 4.9 2,012 57.1 999 28.4 175 5.0 335 9.5 3,703

SOURCE: 1976 Survey by Department of Natural and Economic Resources, Division of
Community Assistance

of defects are: holes, open cracks, loose or missing
materials over a large area of the foundation, walls or
roof, and extensive damage by storm, fire or flood; sagging
roof or foundation. Such structures, in order to meet minimum
standards, should require drastic restoration that would be
economically unfeasible and, therefore, should be demolished.
Although not to the extent of some other cities in North Carolina of
similar size, the housing stock in Marion is fairly old with just over forty
percent (40%) of the units being built before 1940. This, along with the
fact that upward mobility in the housing market is \/ery limited, creates a
situation making it very important that existing housing be properly main-
tained and in many cases upgraded. Thus the city should pursue active code
enforcement and rehabilitation programs. For this reason, a conscious effort
was made to classify substandard housing as deteriorated rather than dilapi-
dated if it appeared at all feasible that the unit could be upgraded. Empha-
sis was placed on the impact of a house upon the neighborhood in terms of
health hazards and property values rather than the impact of internal condi-
tions on the residences themselves.

Within the city limits the only area of concentrated substandard housing
is located in the northwestern section of town primarily between Tate and
Carson Streets. The planning area contains several large areas of substandard
housing including the areas northeast and east of the city. Most of the
houses in this section were originally built to house employees of both the
Marion Manufacturing and Clinchfield Manufacturing Plants. This is a den-
sely developed area that lacks adequate municipal services. In addition the
area just south of the city limits primarily between Sugar Hill Road and the
Railroad contains a relatively large concentration of substandard housing.

A less obvious but equally serious situation exists in the fact that
many substandard houses are located in or near some of the nicer residential
section both within the city and the planning area. It is important that
Marion realize this situation. Once a few houses in an area deteriorate to
a substandard condition, other houses in the area often begin to deteriorate
in a contagious manner through lack of maintenance. Deteriorating houses
detract from the appearance of surrounding houses, thus reducing the desira-
bility and consequently, the value of these houses for residential purposes.
Sometimes these houses are divided into several small apartments and rented
rather than sold. Quite often absentee landlords do not maintain their ren-
tal property well, especially in a deteriorating area.

U. S. Census Survey of Housing

Table 2 provides a breakdown of housing characteristics for Marion as
compiled by the 1970 U. S. Census of Housing. Any differences between these
figures and those compiled by the external survey can be explained by the
fact that the external survey counted each dwelling as one unit regardless
of the number of families living in it whereas the Census Bureau counted
each family as a separate unit.

New Residential Construction

From June, 1974 through July, 1976, there were twenty one houses con-
structed within the Marion city limits. Of these, four were built in 1974,
twelve in 1975 and five during the first six months of 1976. Most of this
construction has been located in Neighborhood E which contains the Foxfire
Subdivision. More construction will take place in this subdivision since
there remain several vacant building lots. Within the city limits only
Neighborhood B has not experienced any new residential construction during

\RION,
RTH CAROLINA

OR AREAS OF
STANDARD HOUSING

E: Department of Natural and Economic Resources
Division of Community Assistance

800 1600 2400 3200 4000

SCALE IN FEET

A less obvious but equally serious situation exists in the fact that
many substandard houses are located in or near some of the nicer residential
section both within the city and the planning area. It is important that
Marion realize this situation. Once a few houses in an area deteriorate to
a substandard condition, other houses in the area often begin to deteriorate
in a contagious manner through lack of maintenance. Deteriorating houses
detract from the appearance of surrounding houses, thus reducing the desira-
bility and consequently, the value of these houses for residential purposes
Sometimes these houses are divided into several small apartments and rented
rather than sold. Quite often absentee landlords do not maintain their ren-
tal property well, especially in a deteriorating area.

U. S. Census Survey of Housing

New Residential Construction

MARION,

NORTH CAROLINA

MAP 2

MAJOR AREAS OF
SUBSTANDARD HOUSING

SOURCE: Department ol Natural and Economic Resources
Division of Community Assistance

I north I

800 1600 2400 3200 4000
SCALE IN FEET

TABLE 2
HOUSING CHARACTERISTICS FOR MARION

All Dwelling Units
Owner-Occupied

White

Non-White
Renter-Occupied

White

Non-White

Vacant
All Plumbing
Lacking Hot Water
Lacking Other Plumbing
Built before 1940

Total

1,232

700

695

465

1,117

501

Percent of Total
Housing Units

100%

56.8

56.4

37.7

5.2

90.6

2.6

6.4

40.7

SOURCE: 1970 U. S. Census of Housing

TABLE 3

NEW RESIDENTIAL CONSTRUCTION 1974-1976

Per 100 Occupied
Neighborhood New Dwelling Units Dwelling Units

A 3

C 3

D 2

E 11

F _2

TOTAL 21 1.703

SOURCE: Marion Building Inspector's Office

.898

.857

.847

.782

.913

tRION,

)RTH CAROLINA

DENTIAL
STRUCTION, 1974-1976

ND
1974
1975
1976

: Marion Building Inspector
itlon for within corporate limits only)

800 1600 2400 3200 4000

SCALE IN FEET

Neighborhood

TABLE 3
NEW RESIDENTIAL CONSTRUCTION 1974-1976

New Dwelling Units

Per 100 Occupied
Dwelling Units

A
B
C
D
E
F

TOTAL

1.898

2.857

.847
4.782

.913
1.703

SOURCE: Marion Building Inspector's Office

MARION,

NORTH CAROLINA

MAP 3

RESIDENTIAL
CONSTRUCTION, 1974-1976

LEGEND
• 1974
- 1975
° 1976

SOURCE: Marion Building Inspector
(Information lor within corporate limits only)

Tmoiith r

800 1600 2400 3200 4000
SCALE IN FEET

the past two years. Neighborhood B contains the largest concentration (37.1%)
of substandard housing of any neighborhood within the city limits. This in-
dicates, in part, that builders fear the spread of blight from existing sub-
standard housing.

Economic Conditions

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CITY LIMIT

PART 3

PART 3 - ECONOMIC CONDITIONS
Economic Conditions

Economic factors that contribute to blight in Marion will be discussed
in the following terms:

1 . Family income.

2. Value of owner-occupied dwelling units.

3. Average monthly rent of renter-occupied housing.

Family Income

Table 4 represents family income in Marion. According to the 1970 Census,
thirteen point one (13.1) percent of the families inside the city limits were
classified as below the poverty level.

Value of Owner-Occupied Housing and Monthly Rent

Table 5 provides a breakdown of the value of owner-occupied housing in
Marion. There was a larger percentage of houses valued at over $35,000 than
in many other cities of similar size in North Carolina. Table 6 provides a
breakdown of the cost of renter-occupied units in 1970. For a city of
3,600 population, Marion has several relatively nice rental units.

TABLE 4
FAMILY INCOME BREAKDOWN FOR MARION

Family I

ncome

Numbe

r of Families

Less than $1 ,000

$ 1,000

- $ 1,999

$ 2,000

- $ 2,999

$ 3,000

- $ 3,999

$ 4,000

- $ 4,999

$ 5,000

- $ 5,999

$ 6,000

- $ 6,999

$ 7,000

- $ 7,999

102

$ 8,000

- $ 8,999

$ 9,000

- $ 9,999

106

$10,000

- $11,999

103

$12,000

- $14,999

$15,000

- $24,999

$25,000

- $49,999

$50,000

or more

Median Family Income

$7,828

Per capi

ta income

$2,911

Percent

3.0

5.4

3.2

7.0

7.1

6.6

8.7
10.5

7.1
10.9
10.6

7.9

6.2

5.1

Percent of families less than poverty level - - 13.1%

SOURCE: 1970 U. S. Census of Population

Owner-Occupied Value

TABLE 5

VALUE OF OWNER-OCCUPIED

UNITS

Total Dwelling

Units

Percent

of Dwelling
Units

637

3.4

170

26.6

170

26.6

103

16.1

10.8

9.4

6.7

Owner-Occupied
Less than $5,000
$ 5,000 - $ 9,999
$10,000 - $14,999
$15,000 - $19,999
$20,000 - $24,999
$25,000 - $34,999
$35,000 or more
Median

$13,200

SOURCE: 1970 U. S. Census of Housing

Renter-Occupied

TABLE 6
RENTAL CHARGE (CONTRACT RENT)

Total

Percent of Total

Renter-occupied
Less than $30
$ 30 to $ 39
$ 40 to $ 59
$ 60 to $ 79
$ 80 to $ 99
$100 to $149
$150 or more
No Cash Rent
Median Rent

465
61
82

160
77
37
14
3
31

13.1

17.6

34.4

16.5

7.9

3.0

6.6

$49

SOURCE: 1970 U. S. Census of Housing

Environmental Conditions

WELCOME

CITY OF MARION
CITY LIMIT

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PART 4 - ENVIRONMENTAL CONDITIONS
Environmental Conditions

Environmental conditions are probably the most observable indicators of
a blighted environment. However, there are some environmental conditions that
may be the root cause of blight but might not be readily observable until
blight has spread. It is very important to realize, therefore, that environ-
mental conditions not only delineate the blighted areas but also indicate the
areas where there is present blighting factors although such areas may not
have reached the point that they are visually blighted. The following envir-
onmental indicators of blight will be discussed:

1. Fire occurrences (residential)

2. Vehicle and pedestrian accidents

3. Unpaved streets

4. Inadequate recreation and school facilities

5. Heavy traffic volumes

Fire Occurrences (Residential)

Fires can occur anywhere, although their probability of occurence is
greater in blighted areas where more houses are likely to have faulty heat-
ing systems and electrical wiring. An accumulation of rubbish and other
combustible material will also increase the likelihood of fire occurrences.
The Marion Fire Department responds to calls both inside the city and in
the planning area. Of a total of 38 residential fires between January,
1975 and July, 1976, eleven were inside the city and twenty-seven were in
the planning area (See Map 4 and Table 7). Within the city, Neighborhood F
had the largest concentration of fires with 1.5 fires per 100 occupied
dwelling units. In the planning area, Neighborhood H had the largest

concentration with. 1.4 per 1Q0 occupied dwelling units. There were a number
of smaller fires resulting from such things as hot grease which did not re-
sult in significant damages. There were also several vehicle and minor grass
fires that occurred during this period.

\RION,

>RTH CAROLINA

IDENTIAL FIRES,
-1976

E: Marion Fire Department

O 800 1600 2400 3200 4000

SCALE IN FEET

concentration with. 1.4 per 100 occupied dwelling units. There were a number
of smaller fires resulting from such things as hot grease which did not re-
sult in significant damages. There were also several vehicle and minor grass
fires that occurred during this period.

MARION,

NORTH CAROLINA

MAP 4

RESIDENTIAL FIRES,
1975-1976

SOURCE: Marlon Fire Department

800 1600 2400 3200 4000
SCALE IN FEET

TABLE

MAJOR

RESIDENTIAL FIRES

1975-

-1976

Neighborhood

No.

of Fires

City A

Subtotal

_3
11

Fringe G

Subtotal
TOTAL

_8
38

SOURCE: Marion Fire Department

Vehicle and Pedestrian Accidents

Vehicle and pedestrian accidents are generally higher in areas contain-
ing narrow and unpaved streets, heavy traffic volumes, mixed land use and no
sidewalks. Most accidents in Marion can be attributed primarily to careless-
ness at signal lights in and around the Central Business District. As can
be seen from Map 5, most of the accidents occurred in the downtown area pri-
marily along Main Street between Fort and State Streets. From a total of
417 accidents reported in Marion between January, 1975 and July, 1976, 175
occurred in the downtown area. In addition, there were several accidents
reported on East Court Street, State Street in the vicinity of the junior
high school and on North Logan Street at its intersection with North Main
Street. Most of the residential areas have been relatively accident free
during this period of time.

Unpaved Streets

Unpaved streets contribute to blight in that they cause residents to
loose pride and interest in their neighborhoods because of the mud, dust,
noise and erosion that are products of such streets. There are very few un-
paved streets in Marion and the planning area. Within the city limits,
there are only .3 miles of unpaved streets. In the planning area, there
are approximately 7.28 miles of unpaved streets. Inside the city limits
Neighborhood C has the most unpaved streets with approximately .16 miles.
Neighborhoods A and D have no unpaved streets. In the planning area,
Neighborhood J contains the most unpaved streets with approximately 2.17
miles. Neighborhood G has the least with 1.32 miles.

Recreation and School Facilities

Recreation : Due to increased productivity and shorter work weeks the

VRION,

)RTH CAROLINA

ICLE and PEDESTRIAN
I DENTS, 1975-1976

E: Marion Police Department

tlon for within corporate limits only)

800 1600 2400 3200 4000

SCALE IN FEET

Vehicle and Pedestrian Accidents

Unpaved Streets

Recreation and School Facilities

Recreation : Due to increased productivity and shorter work weeks the

MARION,

NORTH CAROLINA

MAP 5

VEHICLE and PEDESTRIAN
ACCIDENTS, 1975-1976

SOURCE: Marlon Police Department
(Information for within corporate limits only)

' north I

800 1600 2400 3200 4000
SCALE IN FEET

TABLE 8

VEHICLE AND PEDESTRIAN ACCIDENTS
January, 1975 - June, 1976

Neighborhood

Accidents

Subtotal

242

Downtown

175

Total

417

Number of Accidents
Per 100 Occupied
Dwelling Units

24.0
23.2
20.0
29.5
9.0
19.7
20.9

NOTE: Information for within the city limits only.

SOURCE: Marion Police Department

TABLE

UNPAVED

STREETS

Neighborhood

Miles

City

.05

.16

.07

Subtotal

.02
.30

Fringe

1.32

1.65

2.14

Subtotal

2.17
7.28

Total 7.58

SOURCE: N. C. Department of Transportation

VRION,

)RTH CAROLINA

AVED STREETS

E: Department of Natural and Economic Resources
Division of Community Assistance

1 NORTH 1

800 1600 2400 3200 4000

SCALE IN FEET

TABLE

UNPAVED

STREETS

Neighborhood

Miles

City

.05

.16

.07

Subtotal

.02
.30

Fringe

1.32

1.65

2.14

Subtotal

2.17
7.28

Total 7.58

SOURCE: N. C. Department of Transportation

MARION,

NORTH CAROLINA

MAP 6

UNPAVED STREETS

SOURCE: Department of Natural and Economic Resources
Division of Community Assistance

I north I

800 1600 2400 3200 4000

SCALE IN FEET

American people are experiencing more leisure time than at any time in the
past. They are demanding adequate recreation facilities and programs to en-
able them to utilize their leisure hours in the most enjoyable and productive
manner possible. The time is fast approaching when an adequate recreation
program can no longer be considered a luxury or a service to be provided
only when all other governmental services have been adequately provided for.
An adequate recreation program is of benefit to the total community in that
it ensures that leisure hours are utilized for activities that are beneficial
both to the individual and society. Where an adequate recreation program is
lacking, leisure time is often utilized for activities that are harmful to
both the individual and the community. This is particularly true for young
people.

Adequate public recreation is lacking in Marion. Most of the public
schools in Marion and the planning area provide some recreational use such
as ballfields, tennis courts and playground equipment. However, there is
only one municipally owned recreation area within Marion and the planning
area. Contained here are tennis courts, playground equipment, a liuited
amount of picnic facilities, and a community building. This area is indae-
quate to serve the needs of the citizens of Marion. In addition, there are
no public swimming facilities within Marion or the planning area.

Some recreational equipment is provided at several of the public
schools. A ballfield, basketball court and some playground equipment are
located at Marion Elementary School on Robert Street. East McDowell Junior
High School on State Street contains four tennis courts, a large ballfield,
a football stadium and a gymnasium. The newly constructed Eastfield
Elementary School contains indoor basketball courts and a lighted
baseball field with bleachers. Clinchfield and East Marion Junior High Schools

• 37

have been closed. However, there are some limited recreational facilities
at each one of these sites. In addition, there is a small playground located
behind the McDowell Arts Center on Tate Street. Although located approximately
one mile outside the planning area, both McDowell Junior High and McDowell
High Schools provide some recreational space. The high school presently
contains a large gym and a baseball field. A new football field and four
tennis courts are presently under construction. The junior high school con-
tains a small gym and a football and baseball field combined. The major
deficiencies regarding school recreation facilities are a lack of maintenance
and upkeep, little land devoted specifically to recreation and few facilities,
These points indicate the lack of a programmed approach to recreation activi-
ties.

The Bureau of Outdoor Recreation (BOR) utilizes an outdoor recreation
area classification system which divides recreational areas into six classes
according to their use and natural features. BOR Class I facilities are
designated for areas with an urban population. Class I facilities can be
described as follows:

High density recreation areas are usually within or near major
centers of urban population but may occur within such units as
natural parks and forests remote from population concentrations.
The activities are intensive day or weekend type such as picnick-
ing, water sports, group field games, winter sports and other
activities for many people.

Intensive use recreation areas include but are not limited to:
1 . Playground

Basic concepts : The playground is located within a

neighborhood often in conjunction with an elementary
school and is designed to serve the active recreation
needs of children six to fifteen years of age. This
type area is usually developed with about 90 percent
of the surface area for active recreation and the
remainder for buffer. It is used primarily during the
daylight hours.

Size : Approximately 2 to 5 acres
Service Radius : Generally 3/8 mile maximum
Features : Apparatus area, multi-use courts, shelter
structure and open space.

Activities : May be supervised during summer program
only but preferably year-round.

Responsibility : Usually operated by municipal recrea-
tion system but may be provided by various private
agencies.
Neighborhood Park

Basic concepts : This area is usually landscaped open
space found at various points within a city that are not
suitable or desirable for other types of development
(such, as floodplains, drainage ways, etc.). It serves
as a place where the passive leisure interests and re-
laxation needs of all ages can be met. Usually, no
more than 50 percent of the surface area is developed
for informal active recreation, with the rest being
primarily natural open space.
Size : Approximately 3 to 7 acres

Service Radius : Generally h mile maximum,

Features : Lawn, shrubbery, walks, dispersed seating

accommodations

Activities : Unstructured free play and leisure

relaxation

Responsibility : Usually maintained by municipal park

and/or recreation system although sometimes responsibility

of municipal public works department.
The preceeding information was taken from the Community Facilities Plan
Recreation Section for McDowell County, North Carolina , prepared by the North
Carolina Department of Local Affairs, Division of Community Planning in 1971.
This report should be consulted for more detailed information.

In conducting the housing survey several open space areas were noted that
might be possible sites for BOR Class I recreation use. These include the
following:

1. Along Morgan Street between the street and the Creek;

2. Northeastern corner of intersection of Robert Street and Fleming
Avenue;

3. Southeastern corner of the intersection of Robert and Ridge
Streets;

4. Area on northwestern side of State Street between Railroad
Crossing and Clay Street;

5. Area at end of Tremont Street; and

6. Area where Miller Avenue crosses the city limits,

The city should pursue the possibility of purchasing one or more of
these sites for the development of a playground and/or neighborhood park
facility. In addition, the city and county should cooperate with the

objective of developing a countywide recreation park. The park should include
at least 20 to 30 acres of land and should contain tennis and basketball
courts, recreation building, picnicking, night lighting, parking area and a
large swimming pool .

Schools : Ideally elementary schools should be located within one-half
mile of the majority of tne students served by the schools. There are two
elementary schools and one junior high school located within Marion and the
planning area. Map 7 indicates the location of the two elementary and one
junior high school along with a one-half mile radius drawn for each school.
As can be seen, there are several areas which are not easily accessible to
these schools. This is especially true of the West Marion section. Marion
does, however, have excellent school facilities. In addition, McDowell
Junior High and McDowell High Schools are located just outside the north-
western boundary of the planning area while West Marion Elementary School is
located just south of the planning area on Sugar Hill Road.

Heavy Traffic Volumes

Heavy traffic volumes in residential areas are often indicate of
mixed land uses, noise, dust, litter and generally unhealthy conditions.
Ideally, residential streets should serve only those people living in the
immediate vicinity and not commercial traffic. Several residential street?
in Marion carry relatively heavy traffic volumes. Included in this list
are Fleming Avenue, Garden Street, Court Street, Baldwin Avenue and South
Main Street. Map 8 indicates the average 1975 daily traffic count by
the Department of Transportation at points along certain streets in Marion
and the planning area. Most of the streets with heavy traffic volumes con-
tain a mixture of both residential and commercial land uses. This is par-
ticularly true of Court and South Main Streets.

U*ION,

)RTH CAROLINA

EATION AND
OOL FACILITIES

>OLS
OPERATIVE

ON-OPERATIVE

V2 MILE RADIUS

S and RECREATION AREAS
EXISTING PARK

POTENTIAL RECREATION AREAS

E: Department of Natural and Economic Resources
Division of Community Assistance

800 1600 2400 3200 4000

SCALE IN FEET

MARION,

NORTH CAROLINA

MAP 7

RECREATION AND
SCHOOL FACILITIES

LEGEND

SCHOOLS

A OPERATIVE

A NON-OPERATIVE

(~^\ 1 / 2 MILE RADIUS

PARKS and RECREATION AREAS
• EXISTING PARK

O POTENTIAL RECREATION AREAS

SOURCE: Department ol Natural and Economic Resources
Division of Community Assistance

I NORTH I

800 1600 2400 3200 4000

SCALE IN FEET

\RION,

)RTH CAROLINA

RAGE DAILY TRAFFIC
UME, 1975

E: North Carolina Department of Transportation

800 1600 2400 3200 4000

SCALE IN FEET

MARION,

NORTH CAROLINA

MAP 8

AVERAGE DAILY TRAFFIC
VOLUME, 1975

SOURCE: North Carolina Department of Transportation

800 1600 2400 3200 4000
SCALE IN FEET

Social Conditions

WELCOME

CITY OF MARION
CITY LIMIT

JOIN OUR

CRIME

PREVENTION^

PROGRAM

CALL YOUR POLICE OR SHERIFF S DEPT

^—

PART 5

Social Conditions

Once substandard housing, poor economic conditions and unhealthy envir-
onmental conditions have become established in a neighborhood, residents
often become alienated from the mainstream of community life and thus per-
ceive the total community in the same negative way they perceive the immedi-
ate environment in which they live. The results of this alienation are often
a loss of pride both in themselves and their neighborhood and a rebellion
against society which results in loss of respect for the law. Not all of
the social indexes of blight discussed below occur because of such circum-
stances. However, higher rates of occurrence in blighted areas are often in-
dicative of this philosophy. The following social factors will be discussed:

1. Stillbirths and infant mortality;

2. Tuberculosis;

3. Illigitimate births;

4. Juvenile delinquency;

5. Adult crimes against persons and property;

6. Public welfare;

7. School dropouts; and

8. Venereal disease.

Stillbirths and Infant Mortality

For the purposes of this report, a stillbirth is a baby born dead and
an infant mortality is a baby who dies when under one year of age.

Both stillbirths and infant mortality can occur anywhere for reasons
not associated with blight. However, the likelihood of these conditions
occurring is increased by such factors as poor diet, low family income and
an unhealthy and unsafe environment, all of which are associated with
blight. During the past two years, there have been no stillbirths or infant
mortality cases reported in Marion or the planning area.

Tuberculosis

Tuberculosis is most apt to occur in areas with such unhealthy conditions
as overcrowding within dwelling units, inadequate heat, poor ventilation and
poor diet. Blighted areas are, consequently, havens for tuberculosis. It
should be pointed out that people can be exposed to these unhealthy conditions
at work or other places. Consequently, tuberculosis can easily occur any-
where in the community. There were no reported cases of tuberculosis inside
the Marion city limits during the past two years. There were six cases reporte
in the planning area with Neighborhoods I, J and G containing two reported
cases each (see Map 9 ). There were a total of seven cases reported for
McDowell County during this period.

RION, N.C.
)RTH CAROLINA

ERCULOSIS, 1975-1976

E: McDowell County Health Department

Stillbirths and Infant Mortality

For the purposes of this report, a stillbirth is a baby born dead and
an infant mortality is a baby who dies when under one year of age.

Tuberculosis

Tuberculosis is most apt to occur in areas with such unhealthy conditions
as overcrowding within dwelling units, inadequate heat, poor ventilation and
poor diet. Blighted areas are, consequently, havens for tuberculosis. It
should be pointed out that people can be exposed to these unhealthy conditions
at work or other places. Consequently, tuberculosis can easily occur any-
where in the community. There were no reported cases of tuberculosis inside
the Marion city limits during the past two years. There were six cases reporte
in the planning area with Neighborhoods I, J and G containing two reported
cases each (see Map 9). There were a total of seven cases reported for
McDowell County during this period.

MARION, N.C.
NORTH CAROLINA

MAP 9

TUBERCULOSIS, 1975-1976

SOURC-I: McDowell County Health Department

Neighborhood

TABLE 10
TUBERCULOSIS

No. Cases

Cases Per 100

Occupied
Dwelling Units

City

Subtotal

Fringe

Subtotal

Total

392

278
251
243

162

SOURCE: McDowell County Health Department

II 1 igi timate Births

111 igi timacy is a major problem. One aspect of the problem that is
often overlooked is the fact that ill igi timacy often places the burden of
support on the taxpayer and is thus a concern for all taxpaying citizens.
It should be noted that records on ill igi timate births are somewhat less
than accurate. In addition, this accuracy is probably inversely propor-
tional to family income. A large number of cases are probably never re-
ported. A high incidence of i 1 1 igi timate births often indicates an aliena-
tion from society which is common in blighted areas. Premarital sex is
often a means of revolting against society which can be encouraged, in
part, by a blighted environment.

During the period January, 1975 - July, 1976, there were a total of
11 reported cases of ill igi timate births. Of the total, four were within
Marion and seven were in the planning area. In Marion Neighborhood A had
two reported cases while Neighborhoods B and C had one reported case each.
In the planning area, Neighborhood H had one reported case while Neighbor-
hoods J and G had three reported cases each. Map 10 indicates the general
area of reported cases.

VRION, N.C.
)RTH CAROLINA

3ITIMATE BIRTHS, 1975-1976

E: McDowell County Health Department

migitimate Births

111 igitimacy is a major problem. One aspect of the problem that is
often overlooked is the fact that ill igitimacy often places the burden of
support on the taxpayer and is thus a concern for all taxpaying citizens.
It should be noted that records on illigitimate births are somewhat less
than accurate. In addition, this accuracy is probably inversely propor-
tional to family income. A large number of cases are probably never re-
ported. A high incidence of illigitimate births often indicates an aliena-
tion from society which is common in blighted areas. Premarital sex is
often a means of revolting against society which can be encouraged, in
part, by a blighted environment.

During the period January, 1975 - July, 1976, there were a total of
11 reported cases of illigitimate births. Of the total, four were within
Marion and seven were in the planning area. In Marion Neighborhood A had
two reported cases while Neighborhoods B and C had one reported case each.
In the planning area, Neighborhood H had one reported case while Neighbor-
hoods J and G had three reported cases each. Map 10 indicates the general
area of reported cases.

MARION, N.C.
NORTH CAROLINA

MAP 10

ILLIGITIMATE BIRTHS, 1975-1976

SOURCE: McDowell County Health Department

TABLE 11

ILLIGITIMATE BIRTHS

Cases Per 100

Neighbor

hood

No.

Cases

Occupied
Dwelling Units

City

1.265

.350

.952

Subtotal

.324

Fringe

.589

.226

.37"

Subtotal

.284

SOURCE: McDowell County Health Department

Total 11 .297

Adult Crimes Against Persons and Property

Rebellion against society is often the root cause of crime. This rebel-
lion can be encouraged by a high degree of social disorganization which can
result from blight. Therefore, blighted areas will probably be high crime
areas also. Information for crimes was obtained only for the area inside
the city limits.

A total of 136 crimes ful yards and tree lined streets. No significant deterioration of this
neighborhood is foreseen. The neighborhood has the second largest percentage of
standard housing of any of the neighborhoods studied with almost ninety per-
cent (90%) being classified as such. However, there are a few deteriorating
houses on Fleming Avenue. The city should encourage the owners to upgrade
these houses to help prevent deterioration from spreading to the other houses
along Fleming Avenue. Vigorous building code enforcement should continue to
insure that this neighborhood remains a pleasant residential area. There
are no railroads or other incompatible land uses here. Several multi -family
(duplex and apartment) buildings are located in Neighborhood C. Care should
be taken by the city to insure that these rental buildings do not deteriorate
as often happens with rental property.

There are .16 miles of unpaved streets in the neighborhood which is
more than any other neighborhood studied. Several blind intersections are
located in the neighborhood. The two worst ones being at Viewpoint and Cresent and
at Crescent Avenue and North Fleming Street. The city has installed mirrors
at both of these intersections to enable drivers to see traffic approaching
around the curves. This is an excellent idea. A study should be conducted
to determine where mirrors would increase visability at other blind intersec-
tions within the city. There are no heavily travelled through streets in

this area. No recreational facilities are located in the neighborhood, however,
there is easy access to the city park located on North Logan Street. An area
on Monte- Vista Avenue north of its intersection with Fern Avenue would be a
good location for a small park consisting of playground and picnic facilities.
No school facilities are located in the neighborhood. Almost all of Neighbor-
hood C is developed for residential use.

Neighborhood C has the following factors that contribute to blight:

1. Eleven point eight percent (11.8%) of the houses are substandard.

2. Twenty-five percent (25%) of Marion's reported adult crimes against
persons and property. This is .952 cases'per 100 occupied dwelling unit

3. Fifty three percent (53%) of MarionV. itipaved street mileage.

4. Seven percent (7%) of Marion's vehicle and pedestrian accidents.
This amounts to twenty accidents per 100 occupied dwelling
units.

Neighborhood Rank: The incorporated area neighborhoods are ranked 1-6.
Neighborhood C is ranked 1. One is the least blighted and six is the most
blighted.

Neighborhood D

Neighborhood D is located in the northeastern part of the city and is
bounded on the north by Yancey Road and the city limits, on the east by the
city limits, on the south by the railroad and on the west by Main Street and
Fleming Avenue.

Neighborhood D is basically a nice residential area with over eighty-
three (83%) of the houses classified as standard. However, there are
definite signs of deterioration beginning to appear. The lot on the north
east corner of the intersection of Turner Street and Park Avenue contains a
deteriorated house and a yard filled with junk automobiles, appliances, etc.
Several other houses in this immediate area are beginning to deteriorate.
Unless this intersection is cleaned up, by enforcing applicable city codes,
deterioration will spread to other houses in the immediate vicinity and
initiate a general decline of an area that would otherwise be a nice residen-
tial neighborhood. A nice, well maintained apartment complex is located on
Park Avenue. Several houses on Court and Maple Streets are beginning to
deteriorate. Necessary steps should be taken either by the owners or by the
city to upgrade these houses to insure that deterioration does not spread to
adjacent property. A junk steel yard located on Nancy Tolly Street in the middle
of a residential area should be phased out as soon as possible. Most of the
commercial development in the neighborhood is confined to Court Street and is
generally well buffered from the residential areas. Eventually the same pro-
cess will occur on East Court Street that is presently occurring on Main Street--
many of the older houses will gradually be converted to business uses as the
residential uses are phased out. All of the area between East Court Street
and the railroad should be reserved for commercial and industrial uses. Being
located between a heavily travelled street and a railroad, this property is not

suited for residential development.

Neighborhood D contains no unpaved streets. Marion Elementary School is
located in this neighborhood and offers a limited amount of recreation facili-
ties including swings, slides, a ballfield and an indoor basketball court.
There are no other recreational facilities located in this neighborhood. The
lot on the corner of Robert and Ridge Streets could be developed into a play-
ground or other type of recreational use. A vacant lot located on Azalia
Street just west of its intersection with McDowell Avenue would be suitable
for development into a small park. In addition, the vacant lot at the corner
of Robert Street and Yancey Road would be suitable for development into a
small park.

Neighborhood D has the following factors that contribute to blight:

1. Almost fourteen percent (14%) of the houses are substandard.

2. Thirty nine percent (39%) of Marion's adult crimes against
persons and property. This is 18.220 crimes per 100 occupied
dwelling units.

3. Thirty percent (30%) of Marion's school dropouts. This
amounts to 1.694 dropouts per 100 occupied dwelling units.

4. Ten percent (10%) of Marion's reported venereal diseases.
This is .423 cases per 100 occupied dwelling units.

5. Twenty six percent (26%) of Marion's vehicle and pedestrian
accidents. This is 29.5 accidents per 100 occupied dwelling
units.

6. Twenty-seven percent (27%) of Marion's residential fires.
This is 1.4 fires per 100 occupied dwelling units.

7. A junk steel yard in a residential area on Nancy Tolly Road.

8. An unsightly kept house and yard at the corner of Turner Ridge
Street and Park Avenue.

9. Mixed land use along Court Street which is heavily travelled.
Neighborhood Rank: The incorporated area neighborhoods are ranked 1-6,
Neighborhood D is ranked 5. One is the least blighted and six is the
most blighted.

Neighborhood E

Neighborhood E is located in the eastern part of the city and is bounded on
the north by the railroad, on the east by the city limits and on the south
and west by the railroad.

Neighborhood E contains a newly developed residential area at the end of
McDowell Avenue. Approximately twelve houses have recently been constructed
here with approximately fourteen building lots still available. These houses
are relatively expensive and add greatly to the appearance of the whole neigh-
borhood. This construction indicates, in part, the residential desirability
of this area. Several deteriorating houses are located between State Street
and the railroad. In addition, there are some deteriorating houses located
on Tate Street just outside the city limits. These houses have generally
junky and unkept yards. A dilapidated house is located at the end of Tate
Street. This area outside the city limits is mentioned here only to point
out the fact that this whole section between State Street and the railroad
could easily become an area of deteriorating houses if corrective stens are
not soon taken to upgrade the existing substandard houses. Strict building
code enforcement should be exercised in this area. The southern part of
Neighborhood E, in the general area of Miller and Alabama Avenue, contains
approximately six dilapidated houses, two of which are vacant and should be
immediately demolished. This general area also contains several deteriorating
houses and several mobile homes, all located near the railroad. Strict build-
ing code enforcement should be enforced in this area near the railroad to
prevent blighting conditions from spreading to other areas of the neighbor-
hood. There is \fery little commercial use in Neighborhood E. An industrial
plant is located on Clay Street at the railroad. However, the plant is well

buffered and does not detract from the residential area.

Neighborhood E contains only a very small amount of unpaved streets just
off McDowell Avenue. State Street is heavily travelled but does not contain
any commercial or industrial uses in the neighborhood. East McDowell Junior
High School occupies a large tract of land on State Street. Good recreational
facilities are provided at the school including a large gymnasium, football
stadium, ball field, wrestling room and four tennis courts. Two lots located
on the corner of Tremont Street and Euclide Avenue appear to be suitable for
development as a small park. In addition, a vacant lot which is for sale on
Miller Avenue east of Alabama could be easily landscaped and developed
into a nice recreational area. A large lot on State Street north of the rail-
road crossing would be an ideal location for a city or county-wide park. The
lot is relatively level, adequately large for a major park, sidewalks are
already located here, the site is easily accessible and close to the downtown
area. Another suitable location for a park and recreation area would be along
Miller Avenue just outside the city limits. This site now contains a collec-
tion of junk automobiles. The land is level, easily accessible and is large
enough to accommodate a county-wide recreation park. With continued vigorous
building code enforcement Neighborhood E should remain a nice residential
area.

Neighborhood E has the following factors that contribute to blight:

1. Almost eighteen percent (18%) of the houses are substandard.

2. Twenty three percent (23%) of Marion's school dropouts. This
is 1.304 dropouts per 100 occupied dwelling units,

3. Twenty three percent (23%) of Marion's unpaved streets.

4. Ten percent (10%) of Marion's reported cases of venereal
diseases. This is .434 cases per 100 occupied dwelling
units. ,

5. Eighteen percent (18%) of Marion's residential fires. This
is .9 fires per 100 occupied dwelling units.

6. Nineteen percent (19%) of Marion's adult crimes against
persons and property. This amounts to 9.130 accidents per
100 occupied dwelling units.

7. State Street is relatively heavily travelled.

8. Junk automobiles are located on a lot on Miller Avenue at
the city limits.

9. Residential area inadequately buffered from railroad.
Neighborhood Rank: The incorporated area neighborhoods are ranked 1-6.
Neighborhood E is ranked 3. One is the least blighted and six is the most
blighted.

Neighborhood F

Neighborhood F is located in the southeastern part of the city and is bounded
on the north and east by the railroad and on the south and west by Main Street
and U. S. Highway 221.

Neighborhood F contains a mixture of residential, commercial and industrial
land uses. The northern part of the neighborhood is sandwiched between two
railroads and is adjacent to the downtown area. It is beginning to deteriorate
as a residential area and land use is changing from residential to commercial
and industrial. This residential deterioration could easily expand into the
rest of Neighborhood F if the city does not vigorously enforce its building
code and zoning ordinance. When land use in an area begins to change from
residential to commercial and/or industrial the desirability of the area for
residential purposes rapidly deteriorates. Most of the deteriorating sections
of Neighborhood F is located along Spring, State and South Madison Streets.
South Madison Street contains the remains of a burned house which should be
immediately demolished. An abandoned automobile is also located on this same
lot and should be removed. Several houses along Spring Street are beginning
to deteriorate. The city should encourage residents in this vicinity to up-
grade their property and should enforce the building codes to correct any
violations that occur. A vacant dilapidated house located at the corner of
Spring Street and Lincoln Avenue should be immediately demolished. The houses
along State Street just east of Garden Street are adjacent to an industrial
plant. There is a lack of buffering between these two types of land use.
Several multi -family dwelling units are located in Neighborhood F, The
city should keep a check on these buildings to insure they do not deteriorate
as often happens with rental property. A dilapidated building on State

Street near the railroad should be demolished. Some industrial property is
located on Virginia Avenue near U. S. Highway 221 which should be adequately
buffered from the surrounding residential units.

There are no schools or recreation facilities located in Neighborhood F,
A vacant lot on State Street between the creek and the railroad would be a
good location for a recreation park. The only unpaved street is a
very short section at the end of Tennessee Avenue.

Neighborhood F has the following factors that contribute to blight:

1. Over twenty-five percent (25%) of the houses are substandard.

2. Twenty-seven percent (27%) of Marion's residential fires. This
is 1.5 fires per 100 occupied dwelling units.

3. Sixteen percent (16%) of Marion's vehicle and pedestrian acci-
dents. This is 19.7 accidents per 100 occupied dwelling units.

4. Twenty percent (20%) of Marion's reported cases of venereal
disease. This is .913 cases per 100 occupied dwelling units.

5. Fifteen percent (15%) of Marion's school dropouts.

6. State Street is heavily travelled and contains mixed land
uses.

7. Inadequate buffering of industrial property from residential
property.

8. Residential area inadequately buffered from railroad.
Neighborhood Rank: The incorporated area neighborhoods are ranked 1-6.
Neighborhood F is ranked 4. One is the least blighted and six is the
most blighted.

Neighborhood G

Neighborhood G is located in the planning area south of the City. It is
bounded on the north by the city limits and a creek, and on the east and
south by the planning area boundary and on the west by the railroad.

Overall Neighborhood G is in a rather deteriorated condition. Approxi-
mately thirty seven percent (37%) of the houses are substandard. The largest
concentration of substandard houses is located between Sugar Hill Road and
the railroad north of State Road (S.R.) 1170. This is a predominantly Black
area. A vacant dilapidated house on High Street should be immediately demol-
ished as should the remains of a burned house on Hudgins Street. Both of
these structures pose health and safety hazards especially for young children
who play in this area. In addition there are several other occupied dilapidated
houses that should be demolished as soon as relocation housing becomes avail-
able. This section of Neighborhood G will probably continue to deteriorate
unless strong corrective action is soon taken. This action would include en-
forcement of strict building codes and zoning and the adequate provision for
the disposal of sewerage. Signs of deterioration are beginning to appear in
other parts of Neighborhood G, although not to the extent of the section prev-
iously discussed. There are two large mobile home parks, containing a total
of approximately 40 mobile homes, and one apartment complex located in this
neighborhood. If building codes and zoning are not enforced a general decline
will continue causing many of the standard houses to deteriorate. With efforts
on the part of the city and/or county most of Neighborhood G could become a
nice residential area. If left alone, however, blight will probably continue
to spread.

Catawba, Mitchell and parts of Woodlawn and Wilehemenenia Streets are
unpaved. All of these streets should be paved. The installation of curb and

gutter on all the streets between and including Hudgins and Sugar Hill Road
would improve the drainage in this densely developed area. There are no
schools or recreation facilities located in this neighborhood. Most of the
neighborhood is either open space or residential with only a small scattering
of commercial sites. Sugar Hill Road is the only heavily travelled road in
the neighborhood.

Neighborhood G has the following factors that contribute to blight:

1. Over thirty-six percent (36%) of the houses are substandard.

2. Sixteen percent (16%) of the planning area' s unpaved streets.

3. Eighteen percent (18%) of the planning area's residential
fires. This is 1.1 fires per 100 occupied dwelling units.

4. Forty two percent (42%) of the planning area's reported
illigitimate births. This is .589 cases per 100 occupied
dwelling units.

5. Five percent (5%) of the planning area's reported cases of
venereal diseases. This is .196 cases per 100 occupied
dwelling units.

6. Fourteen percent (14%) of the planning area's school drop-
outs. This is .982 dropouts per 100 occupied dwelling
units.

7. Thirty three percent (33%) of the planning area's reported
tuberculosis cases. This is .392 cases per 100 occupied
dwelling units.

8. Lack of adequate land use and building controls.

9. Lack of adequate sewerage treatment in some areas.
Neighborhood Rank: The planning area neighborhoods are ranked 1-4. One is
the .least blighted and four is the most blighted. Neighborhood G is ranked 3.

Neighborhood H

Neighborhood H is located west of the City in the planning area. It is
bounded on the east by the city limits, on the north by U. S. Highway 70, on
the west by the planning area boundary and on the south by the railroad.

Parts of Neighborhood H are beginning to deteriorate. Two unpaved
roads leading off of Reservoir Road just outside the city limits contain
mostly substandard housing, two of which are dilapidated and vacant and should,
therefore, immediately be demolished. The lots on both streets are in a
generally junky and unkept condition. Both streets should be paved. State
Road 1209 is unpaved and yery steep near its entrance into the city. This
could prove to be yery dangerous especially for emergency vehicles such as
fire trucks. The street should be re-graded to a smaller slope and paved.
A lot located at the intersection of State Road 1197 and State Road 1200 con-
tains various types of junk and should be cleaned up. Green Street and Hill-
top Drive contain a large concentration of substandard houses and mobile
homes. Considering the density of development, this area should be given
high priority from any program designed to deal with the problems of blight.
Otherwise, blighting conditions will easily spread to other houses in this
immediate area. Valley Street and Old Greenlee Road should be paved. The
area on the short segment of old U. S. Highway 221 contains an industrial
plant with unkept and generally junky surroundings. Most of the area along
U. S. Highway 221 is lined with commercial uses offering nice shopping facili-
ties. Located behind the Lady Marion Shopping Center is a nice residential
subdivision and apartment complex.

There are no schools or recreation facilities located in Neighborhood H.
From general appearance, it is obvious that the neighborhood lacks building
codes and zoning enforcement. Unless these regulations are applied in this

area the neighborhood will most likely deteriorate in the future. The area
is currently being served by city water but not city sewer. Considering the
density of development in many parts of Neighborhood H, a hookup to the city
sewer system is needed. There are two Valley Streets in the neighborhood.
One of the street names should be changed as street name duplication could
prove tragic in an emergency situation.

Neighborhood H has the following factors that contribute to blight:

1. Over thirty percent (30%) of the houses are substandard.

2. Twenty-one percent (21%) of the planning area's unpaved streets.

3. Twenty-two percent (22%) of the planning area's residential
fires. This is 1.4 fires per 100 occupied dwelling units.

4. Sixteen percent (16%) of the planning area's illigitimate
births. This is .226 cases per 100 occupied dwelling units.

5. Ten percent (10%) of the planning area's reported cases of
venereal diseases. This is .453 cases per 100 occupied
dwelling units.

6. Twenty nine percent (29%) of the planning area's school
dropouts. This is 2.267 dropouts per 100 occupied dwelling
units.

7. The area lacks adequate building and land use controls.

8. The area lacks an adequate public sewerage system.
Neighborhood Rank: The planning area neighborhoods are ranked 1-4. One is
the least blighted and four is the most blighted. Neighborhood H is ranked 2.

Neighborhood I

Neighborhood I is located in the northern part of the planning area.
It is bounded on the south by the city limits, on the north and east by the
planning area boundary and on the west by U. S. Highway 70.

Most of the northwestern part of Neighborhood I is only sparsely de-
veloped. The houses in this area are in good condition with two exceptions:
Jackson Road (State Road 1507), which intersects Airport Road, is unpaved
and contains several substandard houses. Two of these houses are vacant
and dilapidated and, consequently, should be demolished as soon as possible.
An unnamed road intersecting with Garden Creek Road is also unpaved and con-
tains several substandard houses, one of which is dilapidated and vacant.
The northeastern part of Neighborhood I is much more densely developed with
a mixture of residential, commercial and industrial use. Deterioration is
beginning to occur in this area. Considering the density of development, it
would be easy for deterioration to spread to other houses and initiate a
further decline of this area. Most of the substandard houses are located
on Virginia Avenue, 4th, 5th, 6th and 7th Streets and the area bounded by
School Street and Church Street. There are approximately seven vacant
dilapidated houses on Virginia Avenue, all of which should be immediately
demolished. Many of the yards in this area are not well maintained and
display a generally untidy and junky appearance, further contributing to
blighting factors. Several junk cars located at the northern end of
Virginia Avenue should be removed or adequately screened from surrounding
residences. The whole northeastern section of Neighborhood I would defini-
tely benefit from strict enforcement of building codes and zoning. At the
present time, building codes are the most urgently needed since many of
the houses are already in a substandard condition. Additional buffering

around the Clinch-field Plant would help to improve the appearance of the area
immediately around the industry. Part of the neighborhood is served by the
Clinchfield Sewer System which was taken over by the City of Marion in 1974.
Most of the neighborhood is also served by city water.

The only recreation areas in the neighborhood are two ball fields, one
located next to the Clinchfield Industrial Plant and one at the old Clinch-
field Elementary School which is now for sale. Since the Clinchfield School
has been closed there are no school facilities in the neighborhood. However,
McDowell Junior High and McDowell High School are both located just outside
the planning area. Recreation facilities are provided at these two schools.
There are several unpaved roads in the neighborhood including Jackson Road,
Robinson Road, part of Forsyth Street and State Road 1582. All of these
streets should be paved. U. S. Highway 70-221 is the only heavily travelled
through street in the neighborhood. However yery few residences face this
road.

Neighborhood I has the following factors that contribute to blight:

1. Over thirty percent (30%) of the houses are substandard.

2. Twenty-seven percent (27%) of the planning area's unpaved
streets.

3. Twenty nine percent (29%) of the planning area's residential
fires. This is 1.2 fires per 100 occupied dwelling units.

4. Twenty-one percent (21%) of the planning area's reported
cases of venereal diseases. This is .556 cases per 100
occupied dwelling units.

5. Fourteen percent (14%) of the planning area's school drop-
outs. This is .695 dropouts per 100 occupied dwelling
units.

6. Thirty-three percent (33%) of the planning area's reported
cases of tuberculosis. This is .278 cases per 100 occupied
dwelling units.

7. The area lacks adequate building and land use controls to
handle present and future developments.

8. U. S. Highway 70-221 is heavily travelled.

9. Some yards are junky and are in a generally unkept condition.
Neighborhood Rank: The planning area neighborhoods are ranked 1-4. One
is the least blighted and four is the most blighted. Neighborhood I is
ranked 1 .

Neighborhood J

Neighborhood J is located east of the City in the planning area. It is
bounded on the north by the railroad, on the east by the planning area boundary,
on the south by a creek and on the west by the city limits.

Of all the neighborhoods studied in the planning area, Neighborhood J is
by far the most densely developed. Based on the number of housing units
counted in the survey for this report and the average number of people per
household in 1970 for McDowell County according to the U. S. Census, it is
estimated that slightly over 2,500 people live in Neighborhood J. In addi-
tion, Neighborhood J is the most deteriorated of any neighborhood studied
including those inside the city. Over fifty-two percent (52%) of the houses
are substandard. This is a larger percentage than in any of the other neigh-
borhoods studied. There are seventy dilapidated houses in the neighborhood,
fourteen of which are vacant and should be immediately demolished. The re-
mains of two burned houses are located on Circle Street and Leach Street.
Most of the neighborhood is served by the city water system and some parts
are served by a system of collection sewers which are owned and operated by
Marion Manufacturing Company. Considering the density of development in
this neighborhood, a more adequate system of municipal water and sewer ser-
vice is urgently needed for both public health and safety. There are sev-
eral "pockets" of concentrated deteriorating housing. These include the
areas around Ridge and Circle Streets, Morehead and West 4th Street, Rail-
road and State Streets, Morris and Yancey Streets and Tunnel Street. There
are ten unpaved streets in this neighborhood. All of these unpaved streets
should be paved, including curb and guttering. Miller Avenue Extension con-
tains several lots filled with junk cars, appliances, etc. These lots should
be cleaned up and landscaped. A large junk yard on Miller Avenue Extension

should either be removed or adequately buffered from the surrounding resi-
dential area. A lot on Roberta Street is also accumulating various types
of unsightly junk which should be removed. The large industrial plant lo-
cated between Morehead Road and Baldwin Avenue needs to be more adequately
buffered from the surrounding houses. There is an urgent need for the en-
forcement of building codes and zoning and for the adequate provision of
water and sewer and other municipal services. Otherwise, this whole neigh-
borhood will continue to deteriorate until it reaches the point where full
scale urban renewal will be the only way to alleviate blight.

The new Eastfield Elementary School is located in Neighborhood J. The
school contains a lighted baseball field with bleachers. A ballfield is
being constructed on Baldwin Avenue next to the old East Marion Elementary
School. There are no other shcools or recreation areas in Neighborhood J.
However, a large lot on Miller Street Extension could be cleaned up and
developed into a recreation area. The lot now contains several junk cars
and a burned mobile home. Rutherfordton Road and Baldwin Avenue are rela-
tively heavily travelled.

Neighborhood J has the lollowing factors that contribute to blight:

1. Over fifty-two percent (52%) of the houses are substandard.

2. Thirty-four percent (34%) of the planning area's unpaved roads.

3. Twenty-nine percent (29%) of the planning area's residential
fires. This is 1.0 fires per 100 occupied dwelling units.

4. Forty- two percent (42%) of the planning area's reported
ill igitimate births. This .377 per 100 occupied dwelling
units.

5. Sixty-three percent (63%) of the planning area's reported

• 93

cases of venereal disease. This is 1.511 cases per 100
occupied dwelling units.

6. Forty-one percent (41%) of the planning area's school
dropouts. This is 1.763 dropouts per 100 occupied dwelling
units.

7. The area lacks adequate land use controls and other
municipal services.

8. Rutherfordton Road and Baldwin Avenue are heavily travelled.

9. Several yards are in a junky and unkept condition.

10. Thirty-three percent (33%) of the planning area's reported
cases of tuberculosis. This is .251 cases per 100 occupied
dwelling units.
Neighborhood Rank: the planning area neighborhoods are ranked 1-4. One is
the least blighted and four is the most blighted. Neighborhood J is ranked 4

Summary and
Recommendations

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PART 7

PART 7 - SUMMARY AND RECOMMENDATIONS

Analysis of Blight for Marion and the Planning Area

The preceding sections have indicated the degree of each blight factor
in regard to each neighborhood. Although neighborhood rank has been mentioned,
it has not been explained. Table 17, which succeeds this section, is a com-
parison of neighborhoods by selected characteristics. Most of the blight
factors in Marion are indicated in this table and each neighborhood is ranked
according to its degree of blight with respect to that factor when compared to
the other neighborhoods. To determine the overall rank of any neighborhood
one merely adds the ranks for each blight factor from susbstandard housing on
the left to residential fires on the right. A rank of one is best and a rank
of six is worst for the city neighborhoods and a rank of four is worst for
the fringe neighborhoods. (The incorporated area neighborhoods are ranked
separately from the fringe area for purposes of comparison).
Neighborhood Objectives and Goals

The consequences of blight are evident in several areas of the City
and the planning area. It is important that the City act now in order to
control and eliminate blighting factors before they spread. There is no easy
method, no set formula by which a city can begin such a difficult task. Fol-
lowing are some suggested goals and objectives that might be utilized in Marion
Housing

1. Home maintenance should be improved. Deteriorated housing could
be improved through painting or repairs to roof, chimneys, windows,
doors, steps, porches, floors, walls and other such items. The
City might develop some sort of contest to spur home improvements.

2. Dilapidated housing should be removed when vacated. Strict code
enforcement in many cities has worked favorably in this respect.

3. Vacant dilapidated nonresidential buildings not in use should be
removed.

Economic

1. Encourage hiring of the handicapped in order to raise family incomes.

2. Encourage education as a means of upgrading salary levels and fos-
tering a sense of pride in one's self.

3. Encourage high quality industry to locate in and near Marion so
that more job opportunities can be available and the city can
begin to diversify its economy.

4. Continue the attempt to obtain funding for public housing for
families that cannot afford standard housing.

5. To foster a sense of pride which would result in better mainten-
ance, families should be encouraged to buy homes rather than
rent.

6. Make use of Federal funds to educate and to train the unemployed
or underemployed and physically handicapped persons for better
jobs. A possible source for Federal funding is the Department
of Health, Education and Welfare, Office of Education. Possible
programs include the Economic Opportunity Act of 1965, Vocational
Education Amendment of 1968, Elementary and Secondary Education
Act of 1965 and Cooperative Research Act. Additional and more
specific information can be obtained from the regional office of

HEW at: 50 Seventh Street, N. E., Room 404, Atlanta, Georgia 30323.
As more skilled workers are available, it will be easier to
attract industrial plants that provide higher paying jobs.

7. Citizens should be encouraged to make use of McDowell Technical
Institute to improve their vocational abilities. This should be
viewed as a viable alternative to a four year college education.

8. Interested citizens should be encouraged to seek small loans from
the Federal government in order to help finance small businesses.

Environmental

1. Adopt and enforce codes and ordinances such as zoning ordinances,
subdivision regulations, building codes and housing codes in the
planning area. Continue the active enforcement of zoning and
building codes and begin to enforce subdivision regulations in the city

2. Landscape public areas and encourage garden clubs to landscape
vacant areas wherever possible.

3. Keep vacant lots free from weeds and trash.

4. Remove all old junk cars from residential areas.

5. Pave all streets within the corporate limits. This should include
curb and gutters for adequate drainage.

6. Sidewalks should be provided in areas of heavy pedestrian traffic.

7. Elimination of residential nuisances such as noise and odor result-
ing from mixed land use in residential areas should be encouraged
through the zoning ordinance.

8. Provide small recreation areas to serve the people in all neigh-
borhoods.

9. To the extent possible, heavy traffic volume should be diverted from
residential streets.

10. Adequate lighting should be provided along all residential streets
in the corporate limits.

11. Buffers and parks should be provided to divide residential land
use from commercial or industrial land use.

12. The city should encourage the support of a beautification commission
composed of civic minded people who have the time and motivation

to devote to such an organization. The commission could concentrate
on various types of beautification campaigns, gardening projects,
removal of junk automobiles and other such clean-up projects. The
city should provide financial support to the commission in the pur-
chase of shrubbery, trees, etc. The active participation of area
residents in any clean-up project should be encouraged. This would
help create a justifiable sense of pride from the act of partici-
pating in the completion of such projects.
Social

1. Control the advent and spread of disease through education campaigns,

2. Special grants should be obtained from the U. S. Public Health Ser-
vice to provide for intensive community vaccination efforts and
research work in communicable diseases, tuberculosis control and
venereal disease.

Recommended Blight Control Program
It is not difficult to pinpoint most blighted areas in Marion. This
study is intended to not only point out blighted areas but to indicate
blighting factors so that more meaningful recommendations can be made for
the elimination of blight. All blighting factors indicated should be con-
sidered in steps to eliminate blight. The degree of blighting factors present
in each neighborhood is the basis on which proposed treatment areas are
designated. There are three types of renewal treatment.

Conservation - Conservation is the method utilized for protecting
neighborhoods that are not seriously blighted. Conservation action
requires cooperation between local government officials and resi-
dents living in such areas. The aim of conservation action is to
preserve and maintain the pleasing qualities of a neighborhood.
Such preservation includes minor repairs, painting and landscaping.
Some of the tools of conservation are local codes and ordinances
and clean-up campaigns. Occasionally, rehabilitation is needed in
a conservation area. Since conservation action checks blight
before it begins, its importance to a city cannot be overs tressed.
Rehabilitation - Rehabilitation action is the primary method for
reviving an area that has begun to deteriorate. Often such neighbor-
hoods have code violations and abundant substandard housing. It is
only feasible to rehabilitate when such rehabilitation is cheaper
or more practical than total clearance and reconstruction. Rehabili-
tation may involve demolition of parts of a neighborhood or it may
involve public improvements such as street changes, water and sewer
extensions and park additions.

Redevelopment - Redevelopment action is the last alternative to
urban renewal. It is undertaken only when neighborhoods have
reached a point of decay whereby it would be unrealistic to try
to repair or revive them. Generally, such neighborhoods have
mostly substandard housing, poor street design and high incidence
of both social and environmental blight factors. Treatment of
such areas consists of acquiring and removing all substandard
structures and replotting the area. The reuse of redevelopment
areas may be for any type use or even any combination of uses
that fits the city's land development plan. A program of
clearance of blighted housing to be effective must provide for
the relocation of the inhabitants in suitable standard housing.

The Recommended Treatment Areas Map is presented in a general
way. It should be followed up by more detailed surveys and
analyses in these areas where problems are sorted out and in
those areas recommended for redevelopment.

100

\RION,

)RTH CAROLINA

OMMENDED TREATMENT
AS

CONSERVATION

REHABILITATION

REDEVELOPMENT

E: Department of Natural and Economic Resources
Division of Community Assistance

I NORTH I

800 1600 2400 3200 4000

SCALE IN FEET

100

MARION,

NORTH CAROLINA

MAP 14

RECOMMENDED TREATMENT
AREAS

4bi

LEGEND

CONSERVATION

REHABILITATION

REDEVELOPMENT

SOURCE: Department of Natural and Economic Resources
Division ot Community Assistance

"I NORTH I
800 1600 2400 3200 4000

SCALE IN FEET

Concluding Remarks

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PART 8

CONCLUDING REMARKS

This report has focused its attention on blight. An attempt has been
made to show that blight expresses itself not only in physical deterioration
but in social, mental and spiritual deterioration as well. These latter
three characteristics can be classified as social blight. Any program geared
to the conservation, rehabilitation or redevelopment of existing substandard
housing units must be designed to counteract both physical and social blight
at the same time. These two lines of attack are so interrelated that to con-
centrate on one without the other would be seriously deficient and doomed to
failure.

Any program designed to combat blight must also be concerned with issues
of human welfare, such as room for personal growth, economic opportunity and
social participation. Marion's most important resource is its people. Con-
sequently the city should invest in the improvement of personal skills and
resources to enable its people to earn a productive place in the community,
and provide for the needs of the elderly and sick. This investment can take
many forms such as improved guidance and counseling of school dropout ,
children with personal or family problems and unwed mothers, establishment
of improved and expanded vocational training opportunities for adults and
those high school students not intending to pursue a college education, and
providing planned activities for the elderly.

The quality of the local environment is playing an increasingly important
role in industrial location decisions. While the availability of land, water
and sewer and other utilities, and low taxes are important, the quality of
the labor force, schools, health care facilities and housing and the availabil-
ity of recreational, educational and cultural opportunities, are becoming

103

increasingly significant in attracting new industry to an area. It is yery
important that Marion realize this. Without increased employment opportunities
the community will loose its most productive citizens, the young people gradua-
ting from high school and college, to areas providing these opportunities.
The key issue in planning for comprehensive development is how best
to interact with the larger problems of education, employment and systems
of social institutions. These matters are especially difficult when these
problems are acute and exhibit a tendency to perpetuate poverty and despair.
While each of these has environmental aspects, the primary concentration
must be in terms of program ingenuity, supporting legislation and financial
aid. The focus, for example, in education is not the school plant, though
it includes it. The focus is the program, the quality of the teaching and
the ingenuity in reaching the children effectively and motivating them.
The focus in employment is not the industrial area or transportation facili-
ties, though it includes those as well. The focus is an advancing technology,
consumption patterns, manpower development, trade or fiscal policies, and the
elimination of discriminating practices. The focus on the system of social
institutions is not the economically imbalanced community as much as it is
the whole set of built-in attitudes which must be dealt with through politi-
cal and social accommodations. Quality housing, good roads and better commu-
nity facilities can be realized more effectively if we concentrate on assist-
ing and motivating people to help themselves.

104

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APPENDIX

Environmental Considerations and Abstract
This Neighborhood Analysis for Marion, North Carolina divides the City
into six neighborhoods and the one-mile planning area into four neighbor-
hoods for the purposes of study and comparison. Each neighborhood is described
according to geographic boundaries and housing conditions. Social, economic
and environmental conditions are studied for all neighborhoods within Marion.
Conditions in the planning area are presented when data is readily available.
In addition, each neighborhood is analyzed with respect to total blight and
recommendations are made for the elimination or warding off of blight accord-
ingly.

I. Housing Conditions

This study pinpoints areas of substandard (deteriorated and dilapi-
dated) housing. Some of these houses are built on very steep slopes and
other areas generally unsuited for residential development. The study
recommends the demolition of all dilapidated housing when adequate relo-
cation housing becomes available. This program would have a positive
environmental effect in that it would provide for those now living in
dilapidated housing a safer more decent place in which to live. This
in turn would create a more positive attitude on the part of these indi-
viduals by fostering a greater sense of pride in themselves, their homes
and their community. In addition, the appearance of the landscape will
be improved with the removal of these dilapidated houses. Several ade-
quate sites exist in Marion and the planning area for relocation housing.
The study also recommends fix-up campaigns on deteriorated housing and
an active building code enforcement program. While incurring some expense
on the part of individual home owners, this program would nevertheless
prevent the spread of substandard housing.

107

II. Economic Conditions

The study recommends several programs to improve family incomes,
including a better utilization of McDowell Technical Institute, especially
for those who do not want or cannot afford to attend a four year college,
an attempt to diversify the local economy by attracting good paying pol-
lution free industry and encouraging the employment of the handicapped.
Unless proper controls are placed on any new industry locating in Marion,
odor, noise and other types of pollution will increase for the whole com-
munity. While these controls might in a few cases discourage industry
from locating in Marion, this is a small price to pay for creating a
healthy environment.
III. Environmental Conditions

This study examines various unhealthy environmental conditions
including fire occurrences, vehicle and pedestrian accidents, unpaved
streets, inadequate recreation and school facilities, heavy traffic
volumes, and overcrowding within dwelling units. By pinpointing
where these conditions most often occur will enable the City to
organize expenditures and programs to eliminate or reduce these un-
healthy conditions. Attacking these problems would create additional
financial commitments from the City but would be worth the expenditure
in that Marion would become a safer, healthier, more wholesome place in
which to live.
IV. Social Conditions

The following social conditions are studied: stillbirths and
infant mortality, tuberculosis, illigitimate births, adult crimes against
persons and property, juvenile delinquency, public welfare, school drop-
outs and venereal disease. These conditions create both personal and

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public problems but can only be solved through a personal rehabilitation.
The study recommends a program of education and counseling in order to
encourage those people afflicted with these unhealthy conditions to help
themselves. Only positive effects would be the result.
V. General

A more general program of cleaning up littered areas and vacant lots,
improving visability at intersections, removing junk automobiles and
appliances and landscaping various areas has been recommended in this
study. Any program aimed at these problems, while requiring certain
financial obligations from the local government, will, nevertheless,
move Marion in the direction of a more wholesome environment for the
entire community.

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STATE LIBRARY OF NORTH CAROLINA

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